HomeMy WebLinkAbout24404 RESOLUTION NO. 24404
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, AMENDING THE CLASS 1
HISTORIC SITE DESIGNATION OF "THE OASIS HOTEL"
TO LIST THE OASIS HOTEL DINING HALL LOCATED AT
211-219 SOUTH PALM CANYON DRIVE AND THE
COMMERCIAL STOREFRONT AND CASITA BUILDINGS
LOCATED AT 121 SOUTH PALM CANYON DRIVE AS
CONTRIBUTING ELEMENTS; DESIGNED BY MASTER
ARCHITECT LLOYD WRIGHT; CASE HSPB 10 AMND,
APN NOS. 513-143-009, 513-143-008 AND 513-153-017
ZONES: CU (CIVIC USES) & CBD (CENTRAL BUSINESS
DISTRICT).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of
historic sites and districts.
B. On February 6, 1985, the City Council granted Class 7 (now Class 1) historic site
status to the Oasis Hotel. The staff report identified the hotel tower and attached
structure as "basically unaltered", the commercial storefront and casita building
as "significantly altered" and mentioned the hotel's dining hall had been moved to
the Village Green Park, but no analysis of the historic significance of those
portions was provided. The staff report also provided no analysis of the various
components against the definition of a historic site, nor was there any analysis
provided pursuant to the California Environmental Quality Act (CEQA) as to
whether the noted alterations materially impaired the historic significance of the
various components of the site to the extent that they no longer conveyed or
contributed to the site's historic significance.
C. On October 6, 2016, the City's Historic Site Preservation Board ("HSPB")
identified a possible amendment to the Class 1 historic site designation of the
Oasis Hotel as part of its annual work plan to study the hotel's dining hall,
commercial storefront building and casita building to determine their relative
importance in contributing to the historic significance of the hotel.
D. The consulting firm Architectural Resources Group ("ARG") was retained by the
City to study the Oasis Hotel and prepare a report to determine any possible
historic significance of the components. ARG's analysis was summarized in a
report provided to the City dated August 23, 2017.
E. In February, 2018 copies of the ARG report were provided to members of the
HSPB and members of the HSPB and City staff conducted site tours of the
various components of the Oasis Hotel.
Resolution No. 24404
Page 2
F. A notice of a public hearing of the HSPB was published in accordance with
applicable law.
G. On February 13, 2018, the HSPB held a public hearing in accordance with
applicable law to consider a possible amendment to the Class 1 historic site
designation of the Oasis Hotel. At said hearing the HSPB carefully considered all
the evidence associated with the hearing, including but not limited to the historic
resource report, the staff report, and all other written and oral testimony and
voted unanimously to recommend that the City Council amend the Class 1
historic site designation of the Oasis Hotel to list the dining hall, commercial
storefront and casita building as contributing elements to the historic significance
of the site.
H. FINDINGS: HSPB. Pursuant to Municipal Code Section 8.05.145, the HSPB shall
make findings upon which it shall base its recommendation to the City Council.
Findings in support of amending the Class 1 historic site designation of the Oasis
Hotel to list the commercial storefront building and casita building as contributing
to the historic significance of the site:
The Board found that contrary to the assertion in the 1985 staff report that the
commercial storefront building and casita building "had been significantly altered"
they in fact have not been significantly altered. Rather, they retain sufficient
integrity to warrant amending the Class 1 historic site designation of the Oasis
Hotel to list them as "contributing historic elements". The Board based this
conclusion on its evaluation of the storefront building and casita building against
the City's definition of a historic site pursuant to Municipal Code Section 8.05.020
("Definitions") as follows:
A historic site is any real property such as: a building, a structure,
including but not limited to archways, tiled areas and similar
architectural elements; an archaeological excavation or object that
is unique or significant because of its location, design, setting,
materials, workmanship.or aesthetic effect
The storefront building and casita building of the Oasis Hotel are unique and
significant because they were designed as an integral part of the Oasis Hotel, the
only known commission in Palm Springs by master architect Lloyd Wright. As an
integral part of the hotel, they retain their association with Pearl McCallum
McManus a person of local significance. Wright designed the hotel as a modern
interpretation of a Spanish Hacienda, with thick concrete walls and covered
paseos and passageways that protected the occupants from the intense desert
climate. It retains visual evidence that it was built using a unique method of
construction: that of "slip-form" poured-in-place concrete. It embodies Wrights'
philosophy that the architectural ornament should be integral with the structure of
Resolution No. 24404
Page 3
the building and the building's ornament and detail reflected Wright's belief that a
"uniquely American" form of architecture should be based upon design motifs of
the indigenous cultures of the American Southwest, rather than "borrowed" styles
from Europe. The overall aesthetic effect was uniquely bold and reflected one of
the earliest examples in California of a distinctly modern American architectural
style.
The Board further found that the storefront building and casita building both
retain a high degree of historic integrity: The storefront building continues to be
used for commercial / retail functions for which it was originally designed, the
addition on the back side and the alteration of the storefront display windows are
removable and reversible and the structure is restorable based on archival
photos and drawings which would further strengthen the historic integrity of the
site. Although abandoned and boarded up, casita building remains unaltered
and retains a high degree of historic integrity. It is the only surviving set of free-
standing hotel rooms from the Oasis Hotel.
The HSPB further evaluated the storefronts and casita buildings against the
seven criteria found in PSMC 8.05.020 that establish the definition of a historic
site or district as follows:
Criterion 1. That is associated with events that have made a
meaningful contribution to the nation, state or community, or
Although it attracted many celebrities and socialites, no known events are
associated with the Oasis Hotel. Therefore it does not meet this criterion.
Criterion 2. That is associated with lives of persons who made
meaningful contribution to national, state or local history, or
The storefronts and casita buildings were designed and constructed as an
integral part of the Oasis Hotel. As noted on page 45 of the ARG report, the
Oasis Hotel is significant for its association with Pearl McCallum McManus.
McManus' vision of a modern luxury hotel that would be a tribute to her father's
legacy was the impetus for its development. Pearls' long association with Palm
Springs is well documented as is her vision of the town growing to become an
important world-renowned resort destination. The Oasis Hotel storefront and
casita buildings both meet the definition of a historic site as defined in Criterion 2.
Criterion 3. That reflects or exemplifies a particular period of the
national, state or local history,
As described in the historic resources report, the commercial storefront and
casita buildings both exemplify the early Modern period in architectural history
and thus meet the definition of a historic site as defined in Criterion 3.
Resolution No. 24404
Page 4
Criterion 4. That embodies the distinctive characteristics of a
type, period or method of construction;
As noted above, these two structures are an integral part of the Oasis Hotel
design by Lloyd Wright and were both constructed at the same time, using the
same reinforced poured concrete "slip-form" method as the Oasis Hotel tower.
The horizontal "joints" created by the slip-form method are clearly evident in the
exterior of both buildings. Contrary to the 1985 report, both buildings retain a high
degree of integrity. The additions on the back of the storefront building are
removable and the changes at the display windows are reversible. The casita
building, although long vacant and poorly maintained remains unaltered and
clearly conveys its unique slip form method of construction and its association
with the Oasis Hotel.
Criterion 5. That presents the work of a master builder, designer,
artist, or architect whose individual genius influenced his age; or
that possesses high artistic value;
The commercial storefronts and casita building were designed by Lloyd Wright as
an integral part of the Oasis Hotel at the same time as the tower. They employ
the same slip-form construction technology. They demonstrate Wright's interest
in minimal ornamentation and in a clear expression of the building's structure and
material. Thus the storefront building and the casita building meet the definition
of a historic site as outlined in Criterion 5.
Criterion 6. That represents a significant and distinguishable
entity whose components may lack individual distinction;
The subject property does not meet this criterion.
Criterion 7. That has yielded or may be likely to yield information
important to national, state or local history or prehistory.
The subject property does not meet this criterion.
Conclusion: Based on the above, the HSPB finds and recommends that the
Class 1 historic site designation of the Oasis Hotel be amended to list the
commercial storefront building and casita building as contributing to the historic
significance of the site.
Findings in support of amending the Class 1 historic site designation of the Oasis
Hotel to list the dining hall as contributing to the historic significance of the site.
Pursuant to Municipal Code 8.05.195, the board may only consider the exterior of
buildings when evaluating historic significance, and may not consider the
interiors except in the case of public buildings. Since the dining hall fragments
Resolution No. 24404
Page 5
are owned by the City of Palm Springs and are thus "public buildings", both the
exterior and the interior of the dining hall were analyzed by the Board. The Board
made findings in support of an amendment to the Class 1 historic site
designation of the Oasis Hotel to list the dining hall fragments as contributing to
the historic significance of the hotel. It based its findings on evaluation of the
dining hall fragments against the City's definition of a historic site pursuant to
Municipal Code Section 8.05.020 ("Definitions") as follows:
A historic site is any real property such as: a building, a structure,
including but not limited to archways, tiled areas and similar
architectural elements, an archaeological excavation or object that
is unique or significant because of its location, design, setting,
materials, workmanship or aesthetic effect
The dining hall of the Oasis Hotel is unique and significant because it was
designed as an integral part of the Oasis Hotel by master architect Lloyd Wright.
It is the only known commission in Palm Springs designed by Wright. As an
integral part of the hotel, it retains its association with Pearl McCallum McManus
a person of local significance. It embodies Wrights' philosophy that the
architectural ornament should be integral with the structure of the building. This
is evidenced in the intricate structural scissor trusses that comprise the roof
structure of the dining hall. The trusses create an abstract visual effect of tree
branches overhead; an effect that was further emphasized by Wright's design
which integrated two large cottonwood trees into the original construction of the
dining hall. The overall aesthetic effect was uniquely bold and reflected one of
the earliest examples in California of a distinctly modern American architectural
style.
The dining hall, although moved to a separate parcel by McManus in 1952,
retains a high degree of historic integrity as outlined in the ARG historic
resources report. Past alterations to the dining hall such as the drywall ceilings
are removable, which would further strengthen its historic integrity. On page 49
the ARG report assesses the historic integrity of the dining hall. The report notes
that although location and setting has been compromised by its dismantlement
and relocation, it still retains integrity of design, materials, workmanship, feeling
and association primarily on its intact interior roof trusses and related features.
The HSPB further evaluated the dining hall against the seven criteria found in
PSMC 8.05.020 that establish the definition of a historic site or district as follows:
That is associated with events that have made a meaningful
contribution to the nation, state or community, or
Although it attracted many celebrities and socialites, no known events are
associated with the Oasis Hotel. Therefore it does not meet this criterion.
Resolution No. 24404
Page 6
Criterion 1. That is associated with lives of persons who made
meaningful contribution to national, state or local history; or
The ARG report notes, "McManus' enduring attachment to this building (the
Oasis Hotel), reflects both her regard for Lloyd Wright's architectural design and
the ruthless practicality for which she was known..."As the report states, among
the building's significant characteristics is a handwritten "McManus" signature on
the underside of a roof truss on a portion of the dining hall. The dining hall
fragments thus meet the definition of a historic site as defined by Criterion 2.
Criterion 2. That reflects or exemplifies a particular period of the
national, state or local history;
On page 45 the ARG report notes that the dining hall was an integral part of the
Oasis Hotel complex, and that the hotel was particularly significant in the
development of Palm Springs as a resort destination in the 1920's. On page 46,
the ARG report suggests that because portions of the Oasis Hotel such as the
dining hall had been dismantled, moved, and repurposed in the 1950's, the
dining hall fragments no longer convey significance relative to that earlier period
in Palm Springs history.
However the HSPB found that those portions of the Oasis Hotel that have
survived, even in their fractured condition, are critically important in conveying an
understanding of the broader period of innovative, creative architectural
experimentation with new technologies from the 1920's. It reflects the principles,
tenets and theories of the Modern era in architectural history that began in the
early 1920's and reached its zenith in the 50's and 60's. The Oasis Hotel,
including the dining hall, exemplifies this "first chapter of the story" of the Modern
period in architecture in Palm Springs and in California in general. As such, the
Oasis Hotel dining hall fragments meet Criterion 3 in conveying the significance
of the early period of development of a uniquely American style of Modern
architecture.
Criterion 3. That embodies the distinctive characteristics of a
type, period or method of construction;
On page 46, the ARG report evaluates the Oasis Hotel dining hall fragments,
particularly the complex scissor truss system of the dining hall roof. The report
notes "the interior's exposed scissor truss roof system, which incorporates 30
and 60 degree angles as seen in natural forms like snowflakes, crystals, and tree
branches reflects a type of architectural thinking which was still relatively new in
the early 1920's, the early Modern tenet that structure should also serve as
ornament." As such the dining hall embodies the distinctive characteristics of a
unique type and method of construction and meets the definition of a historic site
as defined by Criterion 4.
Resolution No. 24404
Page 7
Criterion 4. That presents the work of a master builder, designer,
artist, or architect whose individual genius influenced his age; or
that possesses high artistic value;
The ARG report outlines on page 47 the significance of Lloyd Wright as a master
architect whose work influenced his age and possesses high artistic value. The
exposed interior roof system of the dining hall comprised of spaced wood slats
over compound scissor trusses created a visual effect similar to tree branches
overhead. The integration of two living cottonwood trees into the construction of
the dining room further strengthened this effect.
Wright used the wood slat motif to visually unify and integrate each component of
the Oasis Hotel, as seen in the dining hall roof(above), the screens at the tower
and railings at second floor passages and balconies as seen in the following
photos.
Wright's use of complex wood structural systems as architectural ornament can
be seen in his later works as outlined in the ARG report on page 35 in reference
to his Wayfarer's Chapel (1951), and it seems plausible that his work may have
also inspired the work of architect E. Fay Jones in his design of Thornhill Chapel
(1980) in Eureka Springs, Arkansas. The report concludes that the Oasis Hotel
dining hall truss system demonstrated Wright's creative talent as an architect and
inspired later works by both Wright and other architects and thus meets the
definitinon of a historic site as defined by Criterion 5.
Criterion 5. That represents a significant and distinguishable entity
whose components may lack individual distinction;
The subject property does not meet this criterion.
Criterion 6. That has yielded or may be likely to yield information
important to national, state or local history or prehistory.
The subject property does not meet this criterion.
Conclusion: Based on the above, the HSPB finds and recommends that the
Class 1 historic site designation of the Oasis Hotel be amended to list the dining
hall fragments as contributing to the historic significance of the Oasis Hotel site.
I. A notice of a public hearing of the City Council of the City of Palm Springs,
California was published in accordance with applicable law.
J. On April, 18, 2018 the City Council held a public hearing to consider a
recommendation from the HSPB to amend the Class 1 historic site designation of
the Oasis Hotel. At said hearing the City Council carefully considered all the
evidence associated with the hearing, including but not limited to the historic
Resolution No. 24404
Page 8
resource report, the staff report, and all other written and oral testimony.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1.
That the foregoing recitals are true and correct and are incorporated herein by this
reference.
SECTION 2 — FINDINGS: HSPB.
The Council adopts the findings of the HSPB outlined above in support of their
recommendation for the amendment of the Oasis Hotel Class 1 historic site designation.
SECTION 3 — FINDINGS: CITY COUNCIL.
Pursuant to Municipal Code Section 8.05.160, in considering a recommendation by the
Historic Site Preservation Board for Class 1 historic site designation, the City Council
shall find that the purposes of the historic preservation ordinance are furthered by the
designation of property as a historic site. The purpose of the historic preservation
ordinance is stated in PSMC 8.05.010:
This chapter is adopted pursuant to the authority of Government Code
Section 37361 for the purpose of preserving areas and specific buildings
of the city which reflect elements of its cultural, social, economic, political,
architectural and archaeological history. This chapter is intended to
stabilize and improve buildings, structures or areas which are considered
to be of historical, architectural, archaeological or ecological value, to
foster civic beauty, to strengthen the local economy and to promote the
use of specific buildings for the education and welfare of the citizens.
The City Council finds that the purpose of the City's historic preservation ordinance
would be furthered by amending the Oasis Hotel's Class 1 historic site designation to
include the dining hall, commercial storefronts and the casita building because these
components are an integral part of Lloyd Wright's revolutionary and innovative design
for the hotel, they possess a high degree of historic integrity, and convey a unique type,
period and method of construction. The dining hall fragments are the only surviving
wood-frame structures from the Oasis Hotel (the other components are poured-in-place
concrete structures). Recognizing their historic importance is necessary to assure that
future adaptive reuse of these structures is done in a manner that does not further
compromise or materially impair their historic significance. The amendment will
enhance future efforts to stabilize and improve the buildings and thereby contribute to
the economic vitality of the City.
SECTION 4 — INTEGRITY.
The City Council hereby amends the Class 1 historic site designation of the Oasis Hotel
to include the following assessment of historic integrity:
Resolution No. 24404
Page 9
Dining Hall Fragments. Beginning on page 49, the historic resources report analyzes
the dining hall components of the Oasis Hotel relative to the seven aspects or qualities
of integrity, as recognized by the National Register of Historic Places. The seven
aspects or qualities include location, design, setting, materials, workmanship, feeling,
and association.
The report concludes that although the location and setting have been altered, the
dining hall — particularly the complex interior geometry of the roof and truss system --
retains integrity of design, materials, workmanship, feeling, and association.
Commercial Storefronts and Casita Buildings. Both these buildings retain a high degree
of integrity: Their location of each building remains as original constructed. The
integrity of "setting" has been mostly lost due to encroaching surrounding development,
additions on the back of the commercial building and the demolition of much of the hotel
for construction of the Oasis Commercial Building in 1953. The integrity of the design,
materials, workmanship, feeling and association of both buildings remain intact.
Hotel Tower and attached structure. The 1985 staff report provided no evaluation of
integrity of the tower and attached structure. Although the tower and attached structure
retain integrity of location, materials, workmanship, feeling and association, its setting
has been lost to over ninety years of encroaching commercial development and the
demotion in 1953 of the northern part of the hotel.
The tower and attached building have also lost some design integrity due to the removal
of the vertical wood slatted screens seen in the photo on page 13 of this report and in
the photos on the following page. Similarly the covered paseo attached to the tower
has been boarded up and wood screens and railings in the "attached building" have
been partially removed. Restoring these wood elements would strengthen the integrity
of the tower and attached building.
SECTION 5 - DEFINING HISTORIC CHARACTERISTICS.
The City Council hereby amends the Class 1 historic site designation of the Oasis Hotel
to include the following identification of character-defining features that contribute to the
historic significance of the site:
Dining Hall Fragments:
• The exposed scissor truss structural system.
• The handwritten "McManus" on the underside of one of the trusses.
• The general roof configuration of a "compound gable" reflecting the angles of the
scissor trusses below.
• The narrow wood slat roof sheathing.
Commercial Storefront Building:
• The exposed (painted) concrete exterior walls, including the horizontal "reveals".
• The narrow slot window on the north facade.
• The general 4-part structural module expressed in the Palm Canyon facade.
Casita Building:
Resolution No. 24404
Page 10
• The exposed (painted) concrete exterior walls, including the horizontal "reveals".
• The general 3-part structural configuration expressed in the south fagade.
Tower and Attached Structure:
Although the 1985 staff report provided no identification of the character-defining
features, staff recommends that any amendment to the historic designation of the
Oasis Hotel include identification of the entire tower and original elements of the
attached structure as character-defining features contributing to the historic
significance of the Oasis Hotel.
SECTION 6 - NON-CONTRIBUTING TO THE HISTORIC SIGNIFICANCE.
The City Council hereby amends the Class 1 historic site designation of the Oasis Hotel
is to include the following identification of features or elements that do not contribute to
the historic significance of the site:
Dining Room Fragments:
• All exterior materials, pole ramada, storefronts, doors, shake roof shingles (not
original)
• All interior finishes except the exposed scissor trusses and related roof structure.
The HSPB also noted future removal of the drywall that is covering the slatted
wood roof sheathing in the candy shop will strengthen the historic integrity of that
structure.
Commercial Storefronts:
• The additions on the west side of the building.
• The "renovated display windows" and associated "cornice".
• The interiors.
• Signage.
Casita Building:
• The interiors.
Tower and attached structure:
• The interiors.
• Non-original elements (surface-mounted conduit, infill panels on the paseo and
tower, fire escape, etc.)
SECTION 7 - ENVIRONMENTAL ASSESSMENT.
The proposed historic site designation is not subject to the California Environmental
Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a
direct or reasonably foreseeable indirect physical change in the environment) and
15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA
Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no
potential for resulting in physical changes to the environment, directly or indirectly.
SECTION 8 — DESIGNATION.
Based upon the foregoing, the City Council hereby amends the Class 1 historic site
designation of the Oasis Hotel to list the dining hall at 211 South Palm Canyon Drive
and the storefront building and casita building at 121 South Palm Canyon Drive as
contributing to the hotel's historic significance, placing all structures and the site under
Resolution No. 24404
Page 11
the regulatory guidance of Municipal Code Section 8.05.
SECTION 9 — RECORDATION WITH COUNTY RECORDER.
Upon action on the recommendation by the City Council, the City Clerk shall submit the
Council resolution to the County recorder for recordation within 90 days of the effective
date of this resolution.
ADOPTED THIS 18t"DAY OF APRIL, 2018.
r
David H. Ready, Esq., Ph.D.
City Manager
EST:
on ,
City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 24404 is a full, true and correct copy, and was duly adopted at a regular
meeting of the City Council of the City of Palm Springs on April 18, 2018, by the
following vote:
AYES: Councilmembers Holstege, Kors, Middleton, Mayor Pro Tern Roberts, and
Mayor Moon
NOES: None
ABSENT: None
ABSTAIN: None
IN WITNESS WHEREOF, I have hereuntoyet my hand.and affixed the official seal of
the City of Palm Springs, California, this 3' day of a , 2018.
A ony . M jia, M
City Clerk